I had intended to instruct a conveyancing solicitor in Small Heath for our house purchase. Our financial adviser has since advised us that our bank Alliance & Leicester won't deal with them. Why is this not regarded as unduly restrictive?

A lender will require a panel conveyancer act for it. You would be liable to meet the charges for this. Please make use of our database to locate a solicitor to conduct conveyancing in Small Heath on the Alliance & Leicester member panel.

I need some quick conveyancing in Small Heath as I am faced with a deadline to complete within one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Small Heath the following are examples of what can arise and therefore impact future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...

Is there anything unique about your site and alternative online quote calculators when it comes to conveyancing in Small Heath?

At this site receive an accurate costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Small Heath. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your property ownership legalities in Small Heath

I work for a busy estate agent office in Small Heath where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have been given contradictory information from local Small Heath conveyancing firms. Could you clarify whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a split level flat in Small Heath, conveyancing formalities finalised August 2008. How much will my lease extension cost? Equivalent properties in Small Heath with a long lease are worth £211,000. The ground rent is £50 levied per year. The lease ends on 21st October 2092

With just 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

We had our home loan approved last Friday with our bank. We instructed a local conveyancer in Small Heath two days ago. Today, our mortgage adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the mortgage company had some control over our choice Is this legal?

You are at liberty to appoint any lawyer you prefer to use including the said conveyancer in Small Heath however if they are not on the your lender's panel you would have to pay an extra fee so the bank can appoint their own conveyancer too. sometimes it is conceivable that your preferred conveyancing firm to get included on to the bank panel. You can use online tools including lenderpanel.com to find a conveyancing solcitor in Small Heath on the bank panel. You can go into your high street bank branch in Small Heath. They can recommend conveyancing solicitors in Small Heath on the approved list.